S-06-144 Comments on Civils and NGPA.pdf
CE
ITY OF DMONDS
th
• 1215 AN•E,WA98020
VENUEORTHDMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.ci.edmonds.wa.us
HONEAXEB
DSD: P•E•B
EVELOPMENT ERVICES EPARTMENTLANNINGNGINEERING UILDING
January 12, 2010
Mr. Steve Miles
Email: smiles@glacierenviro.com
RE: ADDITIONAL COMMENTS ON CIVILS AND VEGETATION MANAGEMENT
PLAN FOR HINKLE/MILES SHORT PLAT
FILE NO. S-2006-144
Dear Mr. Miles:
I have completed an additional review of your civils and proposed vegetation management plan
for the above short plat, and it was found that the following information, corrections, or
clarifications will need to be addressed, in addition to the comments provided by Jeanie
McConnell on December 22, 2009, before review can continue:
1.It appears that a slight change was made to the property line location between Lots 3 and 4.
Please describe all proposed changes to the locations of the interior property lines of the
short plat made since the preliminary approval. Depending on the degree of these changes,
a minor change to the short plat may need to be processed pursuant to ECDC 20.75.110.
2.Since much of the site contains a Landslide Hazard Area, this phase of the proposal will
need to be reviewed by a qualified geotechnical engineer pursuant to ECDC 23.40 and
23.80. The geotechnical engineer will need to review all plans for the civil improvements
as well as the vegetation management plan and proposals for tree removal. Please provide
a report by a qualified geotechnical engineer that addresses how the proposed work
associated with the civil improvements, tree removal, and vegetation management plan is
consistent with the critical areas regulations of ECDC 23.40 and 23.80 and providing any
additional recommendations for what would need to be done in order to comply with the
critical areas regulations and avoid any potential negative impacts to the stability of the
slope.
3.As stated in Jeanie McConnell’s letter dated December 22, 2009, the 30% native vegetation
retention/establishment requirement of ECDC 23.90.040.C refers to 30% of the total site
area, not 30% of the number of existing trees. The vegetation management plan by
Arboricultural Consulting states the total area of the NGPA as 27,700 square feet, which is
less than 30% of the total site area; however, the civil plans show the total NGPA area as
28,155 square feet. Please correct this inconsistency between the plans and confirm that
the NGPA will comprise at least 30% of the total area of the project site.
4.The vegetation management plan by Arboricultural Consulting will need to be revised as
follows:
a.The plan will need to be updated to reflect the requirement that the NGPA should
be based on 30% of the total site area, not 30% of the number of the existing
trees.
b.Item 6 on Page 6 of the plan states that fencing and signs will be provided per
City specs; however, the City does not have standard specs for these items.
Therefore, please provide a description of the proposal for fencing and signage.
c.Item 8 on Page 6 of the plan states that supplemental irrigation should be
provided. How do you plan to provide this irrigation?
d.Item 5 on Page 7 of the plan states that the NGPA should be monitored for
hazardous trees. What are the recommendations for removal and replacement for
any such trees in the future?
5.The plans indicate removal of several existing trees located outside of the NGPA area. It is
understood that many trees will need to be removed for development of the new lots;
however, it appears that trees beyond the footprint of development are planned for removal.
Although these trees are not located within the NGPA, the critical areas and tree cutting
codes (ECDC 18.45, 23.40, and 23.80) call for the retention of trees that are not hazardous
or in the path of development when located on and/or adjacent to Landslide Hazard Areas.
6.What are your scheduling plans for the removal of the existing trees and for establishing the
additional vegetation? Are you hoping to complete the work all at once or in phases?
7.Your plans indicate that you wish to remove the trees located within the future building
areas; however, these existing trees are providing stability to the steep slope. Do you have
plans for temporary erosion control of these areas until the homes are constructed? Or, are
you planning to wait until building permit approval to remove these trees? Do you have
plans for long-term erosion control of these areas if the trees are removed and the lots are
not immediately developed? Please have your geotechnical engineer provide
recommendations for temporary and long-term erosion control of these areas.
8.Your NGPA enhancement plan states that 33 trees will be planted; however, the report by
Arboricultural Consulting states that 22 trees will be planted. Please correct this
discrepancy.
9.It appears that the description of where the new shrubs and ground cover will be planted
was cut off of the NGPA enhancement plan. Please provide this information.
10.Do you have plans for temporary erosion control measures (i.e. jute matting, mulch, etc.) to
be utilized in the areas of the NGPA where the new shrubs and ground cover are being
planted in order to provide erosion control until these new plants become established?
Please submit your responses to the above items with the resubmittal of your civil plans to the
Engineering Division, Monday through Friday, between 8:00 am and 4:30 pm. If you have any
questions, feel free to contact me at (425) 771-0220, ext. 1224.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner
Cc: Jesse Jarrell
Email: jessej@westernengineers.com
Jeanie McConnell, Engineering Program Manager